Minutes September 12, 2006
Minutes of General Meeting
Present: Kären Nady, Interim President, Frank Lamb, Vice-President, Cathy Barnette, Governmental Affairs, Ernest Berger, Membership and Louie Nady, Finance, Lon Johnston, Utility (acting Treasurer) and Don Terry SEEDS
Absent: Glenn Robinson, Treasurer.
Guests: 23 guests
Guest Speaker: Richard Merchant, City of Daphne Building Inspector.
Franklin Lamb called the meeting to order at 7:02 p.m., welcomed those attending and made brief remarks before introducing Mr. Richard Merchant.
Program: Building Codes, Inspections and PermitsMr. Merchant began his remarks by stating that he has been in building for most of his life and is the chief inspector in Daphne. He stated that rather than make a formal presentation, he would give a few statistics about the Daphne Building Inspection department and then take questions regarding building code, permits, etc. He commented that in the 1990's, there were 2 employees in the department and now there are 6 including a site containment officer for erosion control. In 2001 there were 175 house starts and to date this year there have been 346. The department is responsible for insuring that construction is carried out according to city ordinances and for the safety of the home or business owner.
Questions:
I made improvements to my home (roof and patio) which comply with my property owners covenants. Is a permit still required? Yes, if cost of work is over $100.
What types of improvements need a permit? Structural, electrical, mechanical, roof, A/C. If in doubt call the department. Also, if the person doing the work will be obtaining the permit, make certain that it was obtained. The homeowner is ultimately responsible for obtaining a permit.
Will obtaining a permit slow my project? The inspection process provides the protection that the work is done correctly. Most inspections will be done within 24 hours of the request for an inspection.
What are the costs for an A/C permit? $20 for 1st $1,000, probably about $45 total/$70 for a new 3 ton unit. Misc. permits are $20 for $1,000.
Is a permit required for whole house generators? Yes, but there are no codes. The inspection is based on manufacturer's instructions.
Are permits required for kitchen remodels? Not for cabinets, but are required for electrical and gas changes.
Comment that a "Citizen's Guide" should be developed for homeowners, perhaps put on the web.
What is most common infraction for builders? Nuts off bolts at the base of the house, poor nailing on sheathing, strapping not attached properly. New construction inspections occur for slab, framing, plumbing, AC, brick ties and wall sheathing. Each inspection includes another look at previous items inspected.
How many houses does an inspector do in one day? Approximately 15-17 inspections a day. Inspections are scheduled by areas to maximize travel time. Sub-divisions may include multiple inspections.
With rapid growth, what would the ideal size of the department be? An additional 1-2 inspectors would be good. Would like to see sheathing inspected more thoroughly.
What common deficiencies you see and stop projects for? (1) The most common is porches tied to brick veneer and not to the structure. Veneer can't carry the load. Building quality is continuing to improve in Daphne and the department is insisting that work be done correctly. The County is also tightening rules.
There is a need for county wide consensus on building standards. (2) Erosion control issues can be another deficiency that can stop a project. Fines are not effective. For example, if there is a $100,000 profit margin on a project and a $250 fine, the fine could be absorbed as a construction cost. Stopping a project means loss of time and that works.
Does our department have the experience to inspect the new high rise to be constructed? When will construction start? The process will be different. There will be an independent ICC (Independent Code Council) plan review to be paid by the developer. The City, architect and engineering firm will get a list of items to resolve. The architect and engineer will sign off on the project. Start time is not known.
International Building codes are necessary in this area. Are we there yet in requiring them and where? Our codes have not changed since 2001 and we are using 1997 standards. Currently load paths do not need to be shown. With new standards they will need to be engineered in the design. For example: A small home with a gable or hip roof is stable. A larger home with open or tray ceilings and a steep roof will need to have load transfers calculated to new codes. The codes will be phased in for business and residential construction. Currently an Ordinance is being crafted that will address stronger building codes. There will be a 3 month grace period following adoption of the Ordinance.
If new codes are adopted will older homes grand-fathered in? Yes, for patching and some repairs on roofs, but if replacing 1/2 a roof need to go to new codes. This is hard to enforce, but will improve insurability of the home.
What can we do with older homes to protect them? Strapping at soffets and more nails per shingle when replacing a roof would be best. Some insurance companies will offer lower premiums if house retrofitted. Be sure to have permits to show work was done correctly.
Roofs: Do the new roofing membranes work? Are metal roofs a good option? Our area has more shingle than structural damage in hurricanes. The newer membranes are excellent as a water barrier if shingles are lost. Lower pitch and hip roofs have fewer problems in high wind. Using a high wind shingle such as a Dade County certified shingles will take 110-130mph may be required in the future. Additional nailing per shingle is recommended for all jobs. Metal roofs can be good, but 29 gage will need to be replaced with 26 in the new codes.
Does the City have a list of good/bad contractors? The City can not provide that type of information on contractors. The City can say it they are licensed to work in Daphne. Shoddy construction can be a reason to have the Code enforcement officer involved in a project and the Better Business Bureau can comment on complaints. If an inspector sees very bad work the contractor may be required to have an engineer review the plans before continuing.
Frank thanked Mr. Merchant for his comments.
New Business:
Kären introduced committee heads and commented that they would be available after the meeting. Lon Johnston read a letter from Shawn Alves, OTDA attorney, thanking OTDA for working with him in the McMillan lawsuit.
A number of concerns regarding the future plans for Bayside Academy were discussed. Immediate neighbors expressed concern that Dryer Ave could be 3-laned. Widening the road would mean the loss of significant trees. Traffic, the overall master plan for the school (including future growth), how the density of the campus is calculated (the field as green space), how a road was allowed to be cut on their beach and the future of the Dryer Public Access was discussed. It was suggested that neighbors go to Planning meetings, attend the annual OTDA/Santa America/Bayside BBQ, and get involved.
The meeting was adjourned at 8:15 p.m.