10.8 - 4901 Ridge Oak Dr - Building Code Analysis — original pdf

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4901 Ridge Oak Drive, Austin Texas Building Code Analysis Current City Of Austin Building Codes International Residential Code - 2021 Edition International Building Code - 2021 Edition ● ● ● National Electrical Code - 2023 Edition ● Uniform Mechanical Code - 2021 Edition ● Uniform Plumbing Code - 2021 Edition ● ● ● ● ● International Wildland-Urban Interface Code - 2015 Edition International Existing Building Code - 2021 Edition International Energy Conservation Code - 2021 Edition International Fire Code - 2021 Edition International Pool And Spa Code - 2018 Edition International Residential Code - 2021 Edition - Non compliant Issues ● Grading of adjacent soils ○ Grade to be removed so that a minimum of 6” of exposed foundation is uncovered. Some of this removal may be within the ½ critical root zones of protected sized trees, which is not allowed per the City of Austin tree ordinance. ● Drip flashing at masonry ○ Install metal drip cap flashing at exposed masonry wall top and fascia connection ● Tree proximity to foundation ○ Trees to be removed and foundation to be evaluated by Structural Engineer and Foundation repair specialists. ● Window egress width - Current bedroom casement windows only allow for 14” of clear width opening, not the required 20” of clear width. ○ Windows to be replaced with historically accurate steel windows. Historic Permission will be required for alteration of existing window layout to meet egress width compliance requirements. ● Window egress sill located at 59” above finish floor ○ Historic permission will be required to remove a section of wall to lower the window sills to proper egress requirements of 42” max sill above finish floor. 1  ○ Windows to be replaced with historically accurate steel windows. Historic permission will be required for alteration of existing window layout to meet egress width compliance requirements. ● Guard rails missing or noncompliant ○ Property guard rails to replace existing non compliant rails or missing rails with adjacent vertical drops of 30” or more. ● Gutter drainage ○ Gutters are currently draining towards the foundation resulting in foundation and moisture issues ● Spawling of concrete joists leaving exposed rebar ○ Coordination w/ Structural Engineer and Foundation repair specialists to determine how to correct or replace ● Non ventilated crawl space ○ Cut through foundation walls underneath the Dining Room to install vented wall grills. Further study is required to determine how to best ventilate the crawl space area underneath the Breakfast nook and Living room as all sides are surrounded by earth. ● Missing vapor barrier on crawl space floor ○ Provide 7 Mill plastic vapor barrier on exposed earth floor with gravel to hold in place ● Water staining on walls of foundation at joint between concrete and CMU walls, which may indicate missing waterproofing of foundation under grade ○ Foundation at west wall of Living room and Breakfast nook to have soil removed approximately 4-5’ down to expose foundation to properly waterproof exterior of foundation as required ● Non tempered glass windows located in bathrooms ○ Window to be replaced with historically accurate steel windows with insulated and tempered glazing ● Acoustical Tiles ceilings in part of the house replacement ● Roof Ponding and leaks - No slope ○ Should be tested to determine if asbestos is present before removal / ○ The roofing material, decking and ceiling joists to be removed and replaced so that a new roof may be installed with property slope, drainage and waterproofing ● Exterior wall studs are rotten ○ On site evaluation of structural members to be completed by a structural engineer when the structural system is visually available ● Sill plate missing termite shield and sill seal ○ All exterior walls to have studs cut at the wall base to allow for sill replacement and reinstallation ● Missing exterior sheathing ○ Current wood siding is installed directly onto the wood studs with no exterior sheathing. Structural engineer to determine new sheathing installation to comply with required lateral bracing ● Exterior sheathing is rotten and painted with Lead based paint. 2  ○ Proper lead based paint abatement specialists to coordinate removal and disposal of existing exterior sheathing. New siding to be WUI compliant (see International Wildland Urban Interface Section below) ● Exterior masonry painted with Lead based paint ○ Proper lead pain abatement specialists to coordinate mechanical removal of lead paint. Evaluation of how the existing painted ledgestone will deteriorate under these conditions is to be considered and will most likely require complete removal and replacement of stone. It should be predetermined if the same type of stone is still available to replace to be a historically accurate stone type, with colors and coursing. ○ ● Living Room full height window glass + doors is not tempered ○ Glass to be removed and replaced with insulated, tempered glass windows and doors with historically accurate steel window frames. National Electrical Code - 2023 Edition - Non compliant Issues ● Exposed wiring in living space, combination of romex and fabric wrapped wiring ● Non grounded outlets ○ All wiring to be removed and replaced to current code standards ○ All outlets to be removed and replaced to current code standards. Evaluate on site proper required outlet spacing per room and add additional outlets as required. ● Various wires laying on floor of crawl space ○ All wiring in crawl space to be reinstalled properly when wiring is replaced. ● Wall sconce in proximity to bathtub ○ Sconce to be relocated to proper clearance requirements Uniform Mechanical Code - 2021 Edition - Non compliant Issues ● HVAC return air vent located in kitchen ○ Return air vent to be relocated, coordinate with HVAC installer for proper sizing and placement. ● Old mechanical units and current ductwork needs to be replaced ○ Remove all mechanical and replace with current code compliant units. Adjust ducting supply and returns as required for proper air flow Uniform Plumbing Code - 2021 Edition - Non compliant Issues ● Non insulated pipes in crawl space ○ Provide pipe insulation as required 3  ● Cast Iron waste lines with rusted connections and piping ○ Cast iron waste lines to be removed and replaced with PVC piping. Provide proper slope and take required Tree protection measures if pipes run through critical root zones of protected sized trees. ● Combination of copper and galvanized water supply piping ○ All water supply lines to be removed and replaced with current code compliant piping. ● Gas valve at kitchen ○ Needs to be upgraded to current valve shutoff requirements International Wildland-Urban Interface Code - 2015 Edition - Non compliant Issues ● Soffit Mesh has too large of openings to meet WUI requirements ○ Soffit mesh to be replaced with corrosion resistant mesh with ⅛” openings or less. ● Non compliant exterior wood soffit ○ To be replaced with WUI compliant fire rated wood material ● Non compliant exterior wood siding ○ To be replaced with WUI compliant fire rated wood material ● Non class A fire rated roof material ○ To be replaced with Type A Fire rated TPO membrane or similar ● Non compliant exterior wood decking and pergola ○ To be replaced with WUI compliant fire rated wood material ● Existing wood fence ○ To be removed and replaced with a non combustible fence when connected to the existing house. ● Spark Arrestors ○ Existing fireplace chimneys to have spark arrestors installed to WUI specifications. International Existing Building Code - 2021 Edition - Non compliant Issues ● Due to the amount of required work to bring this residence to current code standards and best construction practices, it is believed that the International Existing Building Code will not be applicable as this residential will be considered a new construction replica and not a rehabilitation of a historic structure International Energy Conservation Code - 2021 Edition - Non compliant Issues 4  ● Non insulated exterior walls, where visible ○ Walls to be properly insulated to current energy code requirements ● Missing waterproof barrier / house wrap at exterior walls, where visible ○ Waterproof membrane to be installed to current energy code requirements ● Single Pane Window glass + non thermally broken metal window frames ○ All windows to be replaced with Historically Accurate Steel windows with thermal brake and insulated glazing. Provide Tempered glass where required. ● Non consistent kraft faced insulation in ceilings ○ All ceiling / roof insulation to be removed and replaced to current energy code requirements International Fire Code - 2021 Edition - Non compliant Issues ● Missing smoke detectors in each bedroom and adjacent hallways ○ New smoke detectors to be installed in all bedrooms and adjacent hallways ● No carbon monoxide detectors found ○ Carbon monoxide detectors to be installed as required ● Primary Bedroom Fireplace to combustible clearance ○ Clearance between fire box opening and adjacent combustible materials is less than 12 inches and will need to be modified to become compliant. This will result in the adjustment of either the firebox or adjacent exterior doors as there is not enough wall between the two to achieve the required 12” of non combustible clearance. ● Primary bedroom Hearth ○ Non combustible hearth does not extend enough on either side of the firebox. A new hearth will need to be installed to hearth requirements. ● Chimney Height and roof penetrations ○ On site evaluation of existing chimney height clearance above newly installed sloped roofing to be had. Adjust chimney height as required to maintain proper code clearance requirements. ○ Any fireplace chimneys and combustible air penetrations to be evaluated on site for proper fire clearances to combustible materials International Pool And Spa Code - 2018 Edition - Non compliant Issues ● Missing pool gates / fencing ○ Provide new code compliant gates and fencing as required to restrict and protect from potential drowning issues. ● Other potential code issues to be reviewed and evaluated by Licensed Pool contractor 5  issues. Additionally, Final Notes On site code evaluation was conducted on March 19, 2025 by Licensed Architect, Travis Habersaat. All notes reported above do not necessarily reflect all building code issues that may exist with the house located at 4901 Ridge Oak Drive, Austin Texas. These notes were collected based upon on site observations and do not include all potential code issues behind existing finishes nor do they include potential foundation and / or structural licensed plumbers, electricians and mechanical installers should be consulted for additional code compliance review and / or issues. When all of the required code compliance updates and deterioration / replacement of finishes and materials are considered, it is of my professional evaluation that if this house is required to be retained that it would not be considered a remodelling and improvement project, rather that it would be a completed replacement / replica. This does not take into account any further modifications and additions that the new owners of the property will require to make it their own. Sincerely, Travis V. Habersaat 6