BUIL DING PE RMIT S AND BUIL DING MAINT E NANCE A Q UIC K - PowerPoint PPT Presentation

BUIL DING PE RMIT S AND BUIL DING MAINT E NANCE A Q UIC K LO O K A T THE BUILDING C O DES, M A INTENA NC E PERSO NNEL, A ND THE PERM ITTING PRO C ESS

Pr ope r ty mainte nanc e c an be a maze full of hur dle s. Diffe r e nt c ode s r e quir e diffe r e nt things and time is always of the e sse nc e . I n this pre se nta tio n we will lo o k into the b uilding c o de s; wha t ma inte na nc e pe rso nne l c a n do with a nd witho ut pe rmits a nd wha t re q uire s a lic e nse d c o ntra c to r with a pe rmit; a s we ll a s the pe rmitting pro c e ss.

What de fine s “mainte nanc e ?” L e t’ s b e g in b y lo o king a t the de finitio n o f the wo rd “ma inte na nc e ” a s it is de fine d b y the b uilding c o de s. T he I nte rna tio na l Co de Co unc il (re fe rre d to a s the I CC a nd is the g ro up tha t ha s writte n the b uilding c o de s a do pte d b y the City o f Arling to n) a s we ll a s the sta te a g e nc ie s tha t g e ne ra te the la ws fo r ME P (Me c ha nic a l, E le c tric a l, a nd Plumb ing ) c o ntra c to rs a g re e tha t the wo rd “ma inte na nc e ” is de fine d the sa me a s in a dic tio na ry. I t is “ma inta ining ” a n e xisting b uilding a nd it’ s c o mpo ne nts. As it pe rta ins to the c o de s, tha t me a ns the b uilding c o de s tha t we re in pla c e a t the time o f o rig ina l c o nstruc tio n. Unfo rtuna te ly, o ve r time , so me c o mpo ne nts o f the struc ture c a n no lo ng e r b e ma inta ine d a nd must b e re pla c e d. Onc e a c o mpo ne nt must b e re pla c e d it must me e t the c urre nt, a pplic a b le c o de s.

What ar e the se “building c ode s” to whic h you r e fe r , and what do the y me an for me ? • Be g inning Ma y 14 th , 2018 the City o f Arling to n will b e unde r the fo llo wing c o de s fro m the I CC: 2015 I BC (I nte rna tio na l Building Co de ) • 2015 I RC (I nte rna tio na l Re side ntia l Building Co de - whic h is o nly fo r 1&2 fa mily dwe lling s suc h a s a sing le re side nc e • o r duple x.) 2015 I MC (I nte rna tio na l Me c ha nic a l Co de ) • 2017 NE C (Na tio na l E le c tric a l Co de ) • 2015 I PC (I nte rna tio na l Plumb ing Co de ) • 2015 I F GC (I nte rna tio na l F ue l Ga s Co de ) • 2015 I F C (I nte rna tio na l F ire Co de ) • 2015 I E CC (I nte rna tio na l E ne rg y Co nse rva tio n Co de ) • 2015 I E BC (I nte rna tio na l E xisting Building Co de ) •

Uhhh… Is that a joke ? So rry to sa y, tha t’ s o nly the hig hlig hts. T he re a re a lso City o f Arling to n a me ndme nts to the se b o o ks. I kno w, it’ s a lo t o f info rma tio n. I n a ll, the re a re o ve r 10,000 pa g e s o f b uilding c o de s a nd the y a ll wo rk to g e the r to he lp e nsure the sa fe ty a nd we ll-b e ing o f o ur re side nts a nd the pro te c tio n o f yo ur inve stme nts (whic h a re yo ur pro pe rtie s).

Whe r e do I star t? T he b e st pla c e to sta rt is b y ide ntifying the type o f pro pe rty yo u ha ve a nd the ve rb ia g e c a n b e tric ky. I f the struc ture is so me thing o the r tha n a 1 o r 2 fa mily(sing le fa mily o r duple x) dwe lling it is c o nside re d a c o mme rc ia l struc ture a nd fa lls unde r the 2015 I BC.

MIL T IT E NANT Apa rtme nt b uilding s a re a n R-2 o c c upa nc y a s ide ntifie d in Se c tio n 310.4 o f the I BC. T his c la ssific a tio n dic ta te s wha t o ptio ns a re a va ila b le fo r the o c c upa nt lo a ds (numb e r o f te na nts), b uilding ma te ria ls, pa ths o f e g re ss, a nd o the r po rtio ns o f c o nstruc tio n/ de sig n. K no wing yo ur o c c upa nc y c la ssific a tio n he lps ide ntify wha t re q uire me nts e xist whe n lo o king into re mo de ling o r b uilding ne w. T his a lso me a ns tha t the o the r, individua l c o de b o o ks a pply (I MC, NE C, I PC, I F GC, I F C)

WHAT CAN MY MAINT E NANCE PE OPL E DO WIT HOUT A PE RMIT ? T he sta te a g e nc ie s tha t g o ve rn ME P wo rk a nd the T e xa s Oc c upa tio ns Co de s a re : Me c hanic al: • Oc c upa tio ns Co de ; Cha pte r 1302; Administe re d b y the T DL R (T e xa s De pa rtme nt o f L ic e nsing a nd Re g ula tio n) E le c tr ic al: • Oc c upa tio ns Co de ; Cha pte r 1305; Administe re d b y the T DL R (T e xa s De pa rtme nt o f L ic e nsing a nd Re g ula tio n) Plumbing: • Oc c upa tio ns Co de ; Cha pte r 1301; Administe re d b y the T SBPE (T e xa s Sta te Bo a rd o f Plumb ing E xa mine rs)

ME CHANICAL Pe r the a pplic a b le sta te la ws, a pe rso n e mplo ye d full time a s a ma inte na nc e pe rso n ma y, witho ut pe rmit, pe rfo rm the fo llo wing me c ha nic a l wo rk: Re pla c e individua l duc ts. • Re pa ir/ re pla c e c o mpo ne nts o f e xisting he a ting / c o o ling • units (fa n mo to rs, re la ys, c o nta c to rs, e tc .).

E L E CT RICAL Pe r the a pplic a b le sta te la ws, a pe rso n e mplo ye d full time a s a ma inte na nc e pe rso n ma y, witho ut pe rmit, pe rfo rm the fo llo wing e le c tric a l wo rk: Re pla c e re c e pta c le a nd switc h pla te s. • Re pla c e re c e pta c le s a nd lig ht switc he s (like -fo r-like o nly). • Re pla c e fuse s with ide ntic a l fuse s (a mpe ra g e , c la ss, vo lta g e ). • Re pla c e b ra nc h c irc uit b re a ke rs (a mpe ra g e , fa ult c urre nt ra ting ). • Re pla c e la mps a nd b a lla sts (like -fo r-like o nly). • Re pla c e lig hting fixture s a nd c e iling fa ns (like -fo r-like o nly). • Re pla c e mino r a pplia nc e s (sto ve s, re frig e ra to rs, dishwa she rs). • Re pla c e e xha ust fa n mo to rs. •

PL UMBING Pe r the a pplic a b le sta te la ws, a pe rso n e mplo ye d full time a s a ma inte na nc e pe rso n ma y, witho ut pe rmit, pe rfo rm the fo llo wing plumb ing wo rk: Re pa ir le a king wa te r a nd wa ste line s in e xpo se d lo c a tio ns. • Unc lo g b uilding dra ins/ se we rs thro ug h a n e xisting a ppro ve d • o pe ning (c le a n o ut). Re pla c e plumb ing fixture s (no t to inc lude tub va lve s). •

T he following mainte nanc e wor k may be pe r for me d by r e giste r e d mainte nanc e pe r sonne l afte r pe r mit is issue d: Ma inte na nc e e mplo ye e s tha t a re full-time e mplo ye d a s ma inte na nc e wo rke rs ma y re g iste r with the City o f Arling to n a s ma inte na nc e c o ntra c to rs in o rde r to pull pe rmits fo r the lo c a tio n(s) whe re the y a re e mplo ye d. Ple a se no te tha t this do e s no t inc lude a pro fe ssio na l ma inte na nc e c o mpa ny c o ntra c te d to pe rfo rm ma inte na nc e wo rk a s it is ne e de d. T he y wo uld a c tua lly b e ha ndyme n a nd c a nno t do a nything e xc e pt c a rpe ntry wo rk, pa inting , a nd unskille d la b o r.

ME CHANICAL Re g iste re d ma inte na nc e pe rso nne l ma y, with pe rmit a nd sub se q ue nt inspe c tio ns, pe rfo rm the fo llo wing me c ha nic a l wo rk: • Re pla c e e le c tric fue le d e nviro nme nta l he a ting / c o o ling units, sa me to nna g e , in sa me lo c a tio n. (insta lla tio n o f re q uire d lo c a l e le c tric disc o nne c t must b e pe rfo rme d b y lic e nse d e le c tric ia n with pe rmit). • Re pla c e c o nde nse r units o nly, like fo r like , in sa me lo c a tio n. (insta lla tio n o f re q uire d lo c a l e le c tric disc o nne c t must b e pe rfo rme d b y lic e nse d e le c tric ia n with pe rmit).

E le c tr ic al He llo … “he llo ”… “he llo ”… E c ho !... “e c ho ”… “e c ho ”…

PL UMBING Re g iste re d ma inte na nc e pe rso nne l ma y, with pe rmit a nd sub se q ue nt inspe c tio ns, pe rfo rm the fo llo wing plumb ing wo rk: • Re pa ir wa te r a nd se we r/ ve nting syste m le a ks in c o nc e a le d lo c a tio ns. • Re pla c e e le c tric wa te r he a te rs (insta lla tio n o f re q uire d lo c a l e le c tric disc o nne c t must b e pe rfo rme d b y lic e nse d e le c tric ia n with pe rmit). • Re pla c e e xisting ho t wa te r c irc ula ting pumps, like fo r like o nly.

Okay, okay. So what wor k ne e ds a lic e nse d c ontr ac tor ? As fa te wo uld ha ve it, we a ll e ve ntua lly ha ve re pa ir wo rk tha t re q uire s a lic e nse d pro fe ssio na l. I f a lic e nse d pro fe ssio na l is pe rfo rming a ny wo rk o the r tha n tho se pre vio usly sta te d a s no t re q uiring a pe rmit, the y must pull a pe rmit fo r tha t wo rk. A pe rmit must b e in pla c e prio r to wo rk b e ing pe rfo rme d. Sa turda y mo rning a t 2 a .m. yo u sa y? Ye s, the re is a n e xc e ptio n fo r e me rg e nc y re pa irs a fte rho urs a nd tha t e xc e ptio n spe c ific a lly re q uire s a pe rmit to b e pulle d o n the mo rning o f the ne xt b usine ss da y.