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Q: If the work area consists only of the building
toilet facilities, could that work be considered reconstruction?
Reconstruction, by definition, has to be primary function
space.
Q: If the work area consists of changing an electrical
panel, must clearance requirements be met?
If the change is “like for like” then existing
clearances are acceptable. If you increase the size of an electrical service
panel (upgrade) then clearance requirements are per NEC.
Q: If you have 100,000 sq.ft. of building space,
can you separate the work into parts?
Yes. Different scopes of work could take place in the same
space/building. A single project may include for example, repairs to stairs,
alterations to a path of travel, and renovations to the floor and wall finishes.
However, phasing of a project cannot be used to intentionally bypass any percentage
of requirements.
Q: What about certificate of occupancy requirements?
Emphasis should be on whether or not space can be occupied,
whether there are structural changes, are there safety issues, and minimum
facilities. It is not an issue of vacating for convenience. Example: Gut
renovation is reconstruction. Two things will impact reconstruction/renovation:
1) is the work area primary function space, and 2) when the work area
is entire use or entire tenant space.
Q: What is meant by the term “workmanlike manner”?
It was determined that this was legitimate language
given the nature of the Rehab Code. Because the Code reduces some requirements
this does not mean that you do not need to install correctly.
Q: What happens if a building or space changes use
illegally?
You would go back to the last legal usage and verify
compliances with the fire prevention code for the new occupancy regarding
life safety issues.
Q: If a long, narrow room has an office bank added
to the side of the room, how has the egress been impacted?
Corridors have dimensional requirements and fire resistance
requirements, which you kick in when you add the corridor. Point: if you
find that an element didn’t meet code you should address it if it’s
a life safety issue.
Q: Is a basement a ‘use’ in and of itself?
Yes, storage.
Q: If you put smoke detection in a basement, is that
considered a work area?
Yes. The addition or extension of smoke detection systems
would be considered an alteration.
Q: In the scope of alterations, what about residential
window repair or renovation that does not comply with exit requirements
and sizes?
The creation of a sleeping room in any group R or I-1 occupancy
would require compliance with section 1.9, item #16. In an existing sleeping room
alteration you would:
- Keep the basic requirements in place, and
- Not change the space in violation of basic requirements.
Q: How does the NCRC apply the energy code?
The NCRC does not reference the energy code. However,
any new building elements/additions would have to be energy compliant
since that scope of work follows the current NCSBC.
Q: How does “tenancy” work?
Tenancy means a room or space, which houses a major
activity for which the building or space is intended. An example might
be an office suite used as travel agency. The main function of the space
is the agency, but the bathrooms, manager’s office, and break room
are not primary function space.
Q: What if you have a five-story building and the
top two floors of a building have never been occupied?
The NCRC would apply to floors 1-3, and since the NCRC
does
not apply for any building or space that has never been occupied (Section
1.2 B 1) you would apply the NCSBC on floors four and five. See also limitations
on new buildings undergoing a change of use that have been occupied for
their intended use for less than one year in Section 1.31 A 1 i.
Q: What about buildings with floors abandoned for
ten or so years?
You would revert to last legitimate building use that
must be compliant with the codes in force at that time. Then you would
apply the NCRC from that point.
Q: Why is changing interior walls a renovation and
not repair?
The NCRC matrix triggers materials and methods per
Sec.1.8 which you want applied to wall installation.
Q: Is tenant upfit in a vacant space which would
have caused/not caused extensive scope of work not an issue?
Yes, consider as if the space had been occupied.
Q: How does primary function work on a fire station?
Q: Can you have a building that has multiple primary functions?
Once again you would refer to Sec. 1.3 for a definition
of primary function space. One example of a building with multiple primary
functions would be a city hall building.
Q: Is it reasonable to assume it was an “M”
three months ago, so it’s probably compliant today?
No
Q: What if I have a transom and a side light door?
If your scope of work is a change of use or reconstruction
then you will comply with basic requirements of 1.25 L for R1 regarding transoms,
and 1.26 K for R2. If your project has historic designation then you will have
no requirements for the transom or sidelight.
Q: Not all codes have historic designations in place
at the start of a project. What do we do in that case?
The project must gain historic status by project completion.
Reference Sec. 1.33 a 1.
Q: When you put in electrical outlets, what determines
the scope?
See materials and methods. If you are going to do it,
do it right.
Q: What if the addition is a sunroom? How do you
apply the energy code?
The intent is not to use the NCRC to toughen compliance.
Common sense should prevail. Once again, the NCRC does not reference the
energy code.
Q: What if work is phased to avoid compliance?
According to Section 1.7a (2) if work performed or
to be performed in phases is so extensive that the project would require
a new certificate of occupancy if the work were performed at one time,
the construction official may designate the project a reconstruction project
and require that the requirements of section 1.7 be met.
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