Plan Review Checklist
Note on plans the edition of the I.R.C. code that will be used for review.
Verify soils report requirement per G.I.S. shrink/swell soils map and note on the cover sheet of approved plans if a soil report is attached. Soil scientist may perform soil test but P.E. is required to design footing, if required.
Verify if two copies of the roof truss and/or floor truss diagrams are attached.
Verify noted proffer conditions from the routed set of drawings and notes from the permit in Tidemark.
Verify lot line setbacks on the site plans (2 stamped copies required from the Permit Center). R302.1 If a building wall is within 5′-0″ of the property line, see special requirements under Non-Structural Items.
Verify if a zero lot line modification is attached to the plans and noted on plan cover sheet.
Footing and Foundation Review
Verify footing depth, width and thickness based on soils report, frost line depth and table R403.1 with a 2000-psf minimum soil-bearing requirement. Steel reinforcement and roof drains may be required per the engineer’s soils report.
Verify support of heavy point loads from beams above. Generally, increase footing size/pad if the point load is over 8,000 pounds.
Verify foundation wall thickness per R404.
Verify basement foundation wall thickness, drain tile, waterproofing and backfill requirements on the building wall section per chapter 4.
Verify anchor bolt size and spacing on the wall section. Anchor bolts must be embedded a minimum of 7″ into the hollow core of CMU blocks.
Verify ventless crawl space insulation per R408.3 and Table N1102.1 Require the applicant to note the type of insulation to be installed on the perimeter foundation walls. An independent test report is required for exposed foam plastic insulation.
Verify that polyethylene is installed on grade for all crawl spaces. (black 6 mil. recommended).
Verify location of vents and access door size per R408.
Verify masonry chimney footing thickness and projection per table R1001.1.
Verify all joist spans using the floor span charts for room type above.
Stamp/notation regarding pressure treated band and sill where decks are attached.
Wall ties (3/16″ rectangular or Z bars) where brick and block are used for the foundation.
Slabs – R506
Verify 4″ thick base course of sand or gravel.
Verify a minimum 3.5″ slab thickness.
Verify 6 mil vapor retarder above the base course where required.
Verify compressive strength requirements per table R402.2 if noted on plans.
Note: No shrink/swell soils requirements for floating slabs unless engineer’s soil report specifies requirements.
Verify if perimeter insulation is provided for heated spaces with concrete floors or as an option, provide a building “REScheck 4.2″ calculation for the building envelope. Vertical slab insulation is required at the slab’s edge for the entire perimeter of the slab.
Verify location of all bearing walls and match up with the foundation system.
Verify all joist and rafter spans using the floor span charts for room use above.
Verify sizing of all beams applying all loads from the structure above. It is recommended that manufacturer’s beam calculations be submitted for review.
Verify that all columns are sized properly for their perspective height. 10,000 pound maximum load for built-up 2×4 wood column 10′ or less in height.
Follow all point loads down to the foundation.
Verify deck attachment to the house band with the bolting chart and note that pressure treated bands and sills are required at the house attachment.
Review all roof truss diagrams for loads applied such as attic floor loads (finishable floor area versus attic storage), roof live loads (20-pounds/sq. ft.) and wind uplift loads.
Verify the required 4″ framing clearance behind the interior firebox up to the floor above and 2″ around the rest of the masonry fireplace chimney.
Verify tempered glass requirements at hazardous locations.
Manufactured I-joists layouts shall be submitted.
Verify smoke alarm locations on the floor plans.
Verify egress requirements for all bedrooms.
Verify vertical egress for habitable attics.
Verify building insulation requirements per table N1102.1 within climate zone #4 (except marine).
R-13 for exterior walls.
R-19 for floors over crawl spaces.
R-38 for flat and sloped ceilings. See exceptions listed in section N1102.2.1.
R-10/13 for basement walls.
R-10 for slab on grade perimeter insulation. Vertical slab insulation is required at the slab’s edge for the entire perimeter of the slab.
R-10/13 for “ventless” crawl space walls. Styrofoam insulation shall have an independent test report specifying conditions of approval where exposed in a crawl space. See code section R408.3.
Maximum fenestration U-factor of .35 (doors and windows) with one door and window exemption.
Maximum fenestration U-factor of .60 for skylights
Verify support of offset brick veneer per R703.7.2. Provide details of how offset brick veneer is supported when roof trusses are used and check roof truss for maximum deflection of l/600 when supported by wood framing.
Verify steel angle support of brick veneer attached to structural beams for the house frame. Deflection is limited to l/600.
Verify adequate roof ventilation.
If a basement is to be built, verify if it is considered a story above grade per the following definition of “story above grade”. When the finished surface of the floor above is:
1. More than 6′ above grade plane or
2. More than 6′ above grade plane for more than 50% of the total building perimeter or
3. More than 12′ above the finished ground level at any point.
Note: The building designer/applicant shall state on the plans when the basement is a “true” basement below grade and provide a basement wall section indicating this. (This condition may require the building plan review per the 2006 IBC code for 4-story buildings where there is a finished attic or the roofed-in area has headroom to be finished at a later date).
Verify that the openings shown on the floor plans and elevations are congruent.
Verify that exterior projections (bay windows, fireplaces, etc.) and exterior porches, stoops and decks are shown on the elevations.
Check that exterior finish materials (vinyl siding, brick, etc.) are clearly identified on the elevations.
Verify the roof slopes noted on the plans match the slopes indicated on the truss drawings or the roof framing shown in building or wall sections.
Determine if roof is framed with trusses or rafters and ceiling joists.
If trusses used, verify loads, including uplift design and attic floor loads.
Verify adequate bearing length is provided for trusses (assume SPF plates).
Verify adequate bracing details per BCSI-B3 or engineer design and correct layout plans are submitted with truss sheets.
Verify pitch shown on drawings match’s detail sheets.
If rafters used, verify grade, size, and species of rafters and ceiling joists
If a hip roof is used and it is more than 32 feet wide, ridges, hips, and valleys must be designed as beams with posts.
Verify spacing and span of rafters and check span tables for allowable spans
Check roof slope for compatibility with roof covering such as shingles.
Are ceiling joists nailed to the sides of the rafters? If they are not, either rafter ties 16″ o.c. or a ridge beam is required.
Ceiling joists nailed to the sides of rafters are allowed to be raised up to 1/3 of the height between the joist bearing and the ridge per notations from table R802.5.1.
Verify the ridge board depth is equal to or greater than the rafter cut.
In vaulted or cathedral ceilings, a ridge beam is required. All ridge beams require column support and joist hangers to tie rafters to the beam.
Special rules apply for Dutch or shed dormers.
Balanced hip roofs (less than 32′ house width) do not required beams and posts. Unbalanced hip roofs do. Complex unbalanced hip roofs usually require an engineer’s design and seal.
Roofs with less than 3:12 pitches require beam and column framing. Post loads must be supported by walls, posts, or framing below.
At roof openings for dormers, stairs, etc., design the full-length header and end rafters to support the actual applied loads.
Determine extent and use of attic to determine ceiling joist loads.
Verify depth of rafters is adequate for R-38/R-30 insulation.
Check second floor headers for loads from roof.
Verify ventilation provided.
Verify size and location of attic access (if required)
Wall Bracing (R602.10)
Identify the type of wall bracing to be used – Classic (R602.10) or Simplified (R602.12)..
Identify the type, location and length of all braced wall panels to be installed on all braced wall lines. (This is not required for continuously sheathed houses (CS-WSP) using the Classic Method). Also note on the floor plan if an A.P.A. design or other engineered design is specified at a particular location. Provide two copies of this design.
Provide wall bracing calculations if the Classic Method is used or if the Simplified Method is used.
Two-story BWP’s require design by a R.D.P.
Provide a wall section detail of all “stem walls” 48″ or less in length required by R602.10.9 on the foundation plan.
Roof framing may need to be blocked above braced wall panels per the options shown in R602.10.8.1, depending on how tall the roof framing height is at the braced wall panel location. Where roof heel heights exceed 48″ in height, the roof blocking needs to be designed by an R.D.P.
Miscellaneous Framing Items
Wall heights (studs) 10′ maximum per code.
Stud capacities – see table R602.3(5)
Required jack studs (2000 pounds maximum allowed per jack stud)
Required king studs (two for 16′ garage doors ends with fiberboard sheathing and one with OSB sheathing)
Two-story walls require engineer details (see table R602.3.1)
Concentrated loads – follow down to foundation with columns sized.
Required hangers noted on plans.
Multi-ply garage door headers greater than 12″ deep should be provided with lateral support. See manufacturer’s recommendations from W.I.J.M.A.
Solid blocking required at joist cantilevers.
Verify required landings at all exterior exit doors per R311.3.
Verify tempered glass locations per R308. Attach code safety glazing requirements to the plans for additions
Verify smoke alarm locations per R313. Smoke detectors are not required to be inter-connected within the existing structure when new additions are built. See V.U.S.B.C. section 103.5 #2.
Verify handrail and/or guardrail heights on all raised floor surfaces including decks and screen porches per R311 and R312. (Guardrail post notching is not allowed).
Verify that all habitable rooms meet width and height requirements under R304 and R305.
Verify bedroom egress window sizes per R310, particularly bedrooms located in within room trusses and basements.
Verify the garage/house gypsum separation requirements per R302.6.
If a building wall is within 5′-0 of the property line, check projection and opening limitations under R302.1. Also, check for a fire rated construction detail for all areas that are required to have protection.
For houses greater than 32 feet in width that contain a first floor, second floor, and habitable attic, the first floor exterior wall studs supporting the second floor and habitable attic must be 2×6 studs @ 16″ on center minimum. An R.D.P. stud calculation sheet can be provided if another stud size or spacing is desired to be used.
Notes to be included in the Tidemark home page description block:
1. Soils report requirement.
2. Lot line modification approval.
3. SRP plan number if appropriate.
4. Any other non-standard conditions of approval that need to be documented.