Home Construction Help

toxic111 · #1 12-06-2010, 06:43 PM

I am working at home today, so I can't check my code regarding the sprinklers in single family homes & egress. I do use that clause to have no opening windows in apartment buildings.

An option may be to remove the windows & install glass block to bring in natural light, but still meet the protected opening clause in the code.

Another option I did mention in a previous post is to use a sprinkler protected window, that you would have to check with the sprinkler designer.

On another note it is possible to buy 5cm of land from your neighbor, it does happen, more times than not. It would be a process & expensive as well, plus talking your neighbor into losing 5cm (2in) of land, plus survey costs, as well as all the legal costs with the city.

There may be another couple options as well. Do you know who the permit agency was that provided the building permit? was it the county itself? or a seperate permit agency? Some permit agencys are good to deal with, others, well we won't talk about those.

sphelps · #2 12-06-2010, 06:54 PM

Quote:

Originally Posted by toxic111

I am working at home today, so I can't check my code regarding the sprinklers in single family homes & egress. I do use that clause to have no opening windows in apartment buildings.

An option may be to remove the windows & install glass block to bring in natural light, but still meet the protected opening clause in the code.

Another option I did mention in a previous post is to use a sprinkler protected window, that you would have to check with the sprinkler designer.

On another note it is possible to buy 5cm of land from your neighbor, it does happen, more times than not. It would be a process & expensive as well, plus talking your neighbor into losing 5cm (2in) of land, plus survey costs, as well as all the legal costs with the city.

There may be another couple options as well. Do you know who the permit agency was that provided the building permit? was it the county itself? or a seperate permit agency? Some permit agencys are good to deal with, others, well we won't talk about those.

How does a sprinkler protected window work? The sprinkler system does need to be redone so adding such an option is definitely a possibility.

Buying the extra land would be ideal I think. Even with the added costs it probably wouldn't cost much more than removing the windows and possibly installing new ones. The house next door is actually still owned by Douglas Homes which my Realtor just happens to work for so it might be pretty easy to get permission.

The permit agency is permit pro. What other options would I have? Permit Pro didn't mention anything other than removing the windows.

toxic111 · #3 12-06-2010, 07:01 PM

This link would give you an idea of how the sprinklered protected glazing works. http://www.municipalaffairs.gov.ab.c...r/06BCV010.pdf

You may want to talk to Permit Pro to see if that would be accepted as an option, it might be as simple as adding 1 or 2 heads per window. If there is enough water pressure etc.

We usually like dealing with Superior when can, though permit pro is another we work with frequently. But since it is permit pro, there are no options that way. Getting talking with permit pro about other options may be the best way.

Shoot me a pm tomorrow when I am at the office to remind me to look in the code to see if I can find some things out. Is it a walk-out basement as well?? if it is that may help with having bedrooms with no windows.

sphelps · #4 12-06-2010, 07:10 PM

Quote:

Originally Posted by toxic111

This link would give you an idea of how the sprinklered protected glazing works. http://www.municipalaffairs.gov.ab.c...r/06BCV010.pdf

You may want to talk to Permit Pro to see if that would be accepted as an option, it might be as simple as adding 1 or 2 heads per window. If there is enough water pressure etc.

We usually like dealing with Superior when can, though permit pro is another we work with frequently. But since it is permit pro, there are no options that way. Getting talking with permit pro about other options may be the best way.

Shoot me a pm tomorrow when I am at the office to remind me to look in the code to see if I can find some things out. Is it a walk-out basement as well?? if it is that may help with having bedrooms with no windows.

Yes it is a walkout.
Thanks for the info I will contact permit pro and ask for other options.

toxic111 · #5 12-06-2010, 07:16 PM

Hope some of my info will help you out. Its always hard when somebody screws up.

StirCrazy · #6 12-07-2010, 10:45 PM

Quote:

Originally Posted by sphelps

The house next door is actually still owned by Douglas Homes which my Realtor just happens to work for so it might be pretty easy to get permission.

If both properties are still owned by the developer being sold by douglas then ask them to resurvay the ajoining property line 3" over as the house is not sellable as is.

if they are still in that phase the 300.00 buck survay cost is probably no problem for the developer/agents to adsorb.

Steve

sphelps · #7 12-08-2010, 12:13 AM

Actually after getting more information it turns out it's the roof which extends out too far, the distance between the actual foundations isn't a problem. According to the actual listing agent many houses in the community had the same problem but eventually they were passed without the need for modifications. He assured me that it will work out to my favor, just takes time.

I'm a little frustrated with all the misinformation and different stories so for now I'm just going to sit back and let them figure it out. I got two realtors and a lawyer working on it so if they want to get paid they have to make it work so I'm leaving it up to them. If it works out great, if not oh well.

toxic111 · #8 12-08-2010, 12:53 AM

I would ask for a copy of the real property report and review it yourself. if the roof is a little too far it should not effect the windows in any way.

I did some code looking today and it the wall was less than that 1.2m no windows are allowed at all. So you would have to the extra land or a protected opening.

sphelps · #9 12-08-2010, 02:54 PM

Yeah I wish I could get a copy of the "real" report but it seems unreachable since I don't actually own the house. All I've managed to get is a few different stories and some copies of a few email correspondents between Permit Pro and Wheatland. I have a copy of the non-approved RPR but it doesn't actually state what the problem is, the dimensions on the RPR are listed as 1.19m and 1.15m but it's not clear if these dimensions are from the foundation or roof. If the problem is the roof I don't understand why removing the windows is the recommended solution.

StirCrazy · #10 12-08-2010, 03:06 PM

Quote:

Originally Posted by sphelps

Yeah I wish I could get a copy of the "real" report but it seems unreachable since I don't actually own the house. All I've managed to get is a few different stories and some copies of a few email correspondents between Permit Pro and Wheatland. I have a copy of the non-approved RPR but it doesn't actually state what the problem is, the dimensions on the RPR are listed as 1.19m and 1.15m but it's not clear if these dimensions are from the foundation or roof. If the problem is the roof I don't understand why removing the windows is the recommended solution.

if the seller knows of a problem they have to provide full disclosure of that problem by law. so I would ask your realitor for a copy of the report under the premis of disclosure. if they won't provide one tell them your walking as what else is wrong that there hiding.

Steve