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Special Inspection for Single Family Dwellings
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Special Inspection for Single Family Dwellings
Special inspections are required by the building code. These inspections consist of some of the following types:
1. Foundation – the entire masonry substructure below the first or frame of a building, including the footing upon which the building rests.
2. Plumbing Rough-In – the installation of water/waste/vent and under ground piping prior to the walls closed and the finish plumbing is when fixtures are set and tested.
3. Electrical Rough-In – refers to the rough installation of the electrical wiring, boxes, fixture mounts, breaker panel, and sub panels. In the electrical trade, the rough-in occurs after the framing has been completed but before the drywall has gone up, and possibly before the exterior sheathing has been installed. It is the time when access to the space between the studs, floor joists, ceiling joists and every other nook and cranny is most easily accessed for inspection.
4. Drywall – interior finish construction materials that are manufactured and installed in preformed sheets, such as gypsum wallboard.
5. Continuous Load Path – A continuous load path is a method of construction that creates a series of solid connections within the structure of the deck. These connections transfer the weight or load from the deck through its frame and then to the ground and adjacent support structure (typically your home). If your deck is built with a continuous load path, it will be better equipped to resist forces (like wind, snow and earthquakes) that can weaken your deck.
6. Final – a term applied for a project that has been completed according to the building code and when the home is substantially completed (completed for its intended purpose).
INSPECTION PROCESS
Q: Who do I call?
A: The City Building Department at 768-8127.
Q: How do I get a confirmation date and time?
A: Talk to the inspector in charge of your district and set up an appointment.
Q: Who should be at the inspection?
A: The owner, architect, and general contractor, and depending on the components inspected, the respective sub-contractors such as plumbing and electrical.
Q: What happens when the phased construction is approved?
A: Construction can proceed to the next phase.
Q: What happens when the construction fails or does not pass the inspection?
A: Construction must stop and corrective action must be completed.
Note: Only the work that was not approved should stop.
Q: What is the re-inspection process?
A: The corrective work is completed and the inspector re-inspects the work and given approval.
Q: How are disputes handled?
A: On occasion the contractor or architect may be called to review the as-built
condition and their interpretation of the building codes. Sometimes the inspector will accept the contractor or architect’s interpretation and other times he/she will not. Remedies for the owner include discussing the issue with the Superintendent of the Building Department and even filing an appeal with the Building Board of Appeals.
Note: Even if the building plans were approved, the Building Department reserves the right to require the Owner to make changes to construction in order to conform to the Building Code.
SPECIAL INSPECTION - AN OVERVIEW
The International Building Code (IBC) has set forth a number of stipulations in which the employment of special inspectors is mandatory. In the first edition of the IBC, the owner or the registered design professional in responsible charge acting as the owner’s agent is required to provide specially qualified inspectors for continuous or periodic inspections during construction (IBC Sec. 1704.1). These inspections are in addition to the inspections specified in IBC section 109. Exceptions to special inspection are noted also.
A special inspector is a person who has been approved by the building official to perform certain types of inspection as detailed in IBC section 1704. These generally include:
1. Inspection of fabricators: Where fabrication of structural load-bearing members and assemblies are being performed on the premises of the fabricator. Note exception for approved fabricators.
2. Steel construction: Major areas under steel construction are:
a. material verification of high-strength bolts, nuts, and washers;
b. inspection of high-strength bolting,
c. material verification of structural steel,
d. material verification of weld filter materials,
e. inspection of welding for both structural steel and reinforcing steel, and,
f. inspection of steel frame joint details for compliance with approved construction documents.
3. Concrete construction: Major areas under steel construction are:
a. inspection of reinforcing steel, including prestressing tendons, and placement,
b. inspection of bolts to be installed in concrete prior to and during placement of concrete,
c. verification of use required design mix,
d. sampling of fresh concrete and performing slump, air content and fresh concrete temperature at time of making specimens for strength tests,
e. inspection of concrete and shortcrete placement for proper application techniques,
f. inspection for maintenance of specified curing temperature and techniques,
g. inspection of prestressed concrete including application of prestressing forces and grouting of bonded prestressing tendons,
h. erection of precast concrete members,
i. verification of in-situ concrete strength prior to stressing of tendons in post-tensioned concrete and prior to removal of shores and forms from beams and structural slabs.
4. Masonry construction: Major areas under masonry construction are:
a. verification of site-prepared mortar, construction of mortar joints, and locations of reinforcement and connectors,
b. verification of size and location of structural elements; type, size, and location of anchors; including details of anchorage of masonry to structural members, frames, or other construction,
c. verification of specified size, grade, and type of reinforcement,
d. verification of welding of reinforcing bars,
e. verification of protection of masonry during hot and cold weather,
f. verification prior to grouting that the grout space is clean and correct proportions of site prepared grout are present,
g. preparation of any grout specimens, mortar specimens, and\or prisms,
h. verification of compliance with required inspection provisions of the construction documents and the approved submittals.
5. Wood construction: Inspection of the fabrication of wood structural elements and assemblies.
6. Soils: Inspection of site preparation prior to placement of prepared fill, verification of fill materials and maximum lift thickness, and verification that in-place densities meet soils report.
7. Pile foundations: Inspection of installation and testing of pile foundations, and recording of installation, load test, and cutoff and tip elevation of each pile.
8. Pier foundations: Inspection of pier foundations in accordance with Section 1616.3 for buildings located in Seismic Design Categories.
9. Wall panels and veneers: Inspection of exterior and interior architectural wall panels and the anchoring of veneers for building assigned to Seismic Design Categories.
10. Sprayed fire-resistant materials: Inspection of fire-resistant material applied to structural elements and decks.
11. Exterior insulation and finish systems (EIFS): See Specific Section of the code for required inspections.
12. Special cases: Inspections that, in the opinion of the building official, are needed because of the use of alternate materials, unusual design, or use of materials not having building code approval that are necessary to meet special manufacturer requirements.
13. Smoke control:
GENERAL PROGRAM GUIDELINES
A. Purpose of Special Inspection
Special Inspection is the monitoring of the materials and workmanship that are critical to the integrity of the building structure. It is a review of the work that the contractors and their employees to assure that the approved plans and specifications are being followed and that relevant codes and ordinances are being observed. The special inspection process is in addition to those inspections conducted by the municipal building inspector and by the engineer or architect of record as part of periodic structural observation. The special inspectors furnish continuous or periodic inspection as prescribed for that construction which requires their presence.
Good communication between the special inspector and the designers, contractor, and building department is essential to project quality assurance.
B. Duties and Responsibilities of the Special Inspector
Though not required by code, special inspectors and\or inspection agencies can document acceptance of their responsibilities and scope of work for a project by signing an agreement that includes a detailed schedule of services, commonly known as the Special-Inspection and Testing Agreement and the Special-Inspection and Testing Schedule. Duties of special inspectors and\or inspection agencies include the following
1. Signify presence at job site. Special inspectors should notify contractor personnel of their presence and responsibilities at the job site. If required by the building official, they shall sign in on the appropriate form posted with the building permit.
2. Observe assigned work. [IBC Section 1704] Special inspectors shall inspect all work for which they are responsible for conformance with the building department approved (stamped) plans and specifications and applicable provisions of the IBC.
3. Report nonconforming items. Special inspectors shall bring all nonconforming items to the immediate attention of the contractor. If any such item is not resolved in a timely manner or is about to be incorporated into the work, the engineer or architect of record and the building official should be notified immediately and then the item noted in the inspector’s written report. The special inspector shall write a separate report to be posted at the job site regarding noted discrepancies that should contain, as a minimum, the following information about each nonconforming item:
a. Description and exact location
b. Reference to applicable detail of approve plans\specifications
c. Name and title of each individual notified and method of notification
d. Resolution or corrective action taken
4. Provide timely reports. The special inspector should complete written inspection reports for each inspection visit and provide the reports on a timely basis determined by the building official. The special inspector or inspection agency shall furnish these reports directly to the building official, engineer, or architect of record, and others as designated. These reports should be organized on a daily and weekly format and may be submitted weekly at the option of the building official. In these reports, special inspectors should include:
a. Describe inspections and tests made, with applicable locations
b. Indicate how nonconfonuing items were resolved
c. List unresolved items, parties notified, time and method of notification
d. Itemize changes authorized by the engineer or architect of record if not included in the nonconforming items.
5. Submit final report. Special inspectors or inspection agencies shall submit a final signed report to the building department stating that all items requiring special inspection and testing were fulfilled and reported, and to the best of their knowledge, in conformance with the approved plans, specifications, and the applicable provisions of the IBC. [IBC Section 1704.1.2] Items not in conformance, unresolved items, or any discrepancies in inspection coverage (i.e. missed inspections, periodic inspection when continuous inspection was required, etc) should be specifically itemized in this report.
C. Duties and Responsibilities of the Project Owner
The project owner, the engineer, architect of record, or an agent of the owner is responsible for funding special inspections services. The special inspector\agency shall not be in the employ of the contractor, subcontractor, or material supplier. In the case of an owner\contractor, the special inspector\agency shall be employed as specified by the building official.
D. Duties and Responsibilities of the Design Professional in Responsible Charge
The design professional in responsible charge should be a consenting party by written acknowledgement of special inspection and testing agreements. The design professional in responsible charge has many duties and responsibilities related to special inspection, including the following:
1. Prepare special inspection program. The design professional in responsible charge shall list the items for which special inspection is required; and shall indicate any items for which the IBC or the building official approves periodic inspection and the frequency of such inspection.
The design professional in responsible charge should coordinate with the project owner in the selection of special inspectors and is required to list special inspectors and their duties on the special inspection program. The standard of the industry for employing a qualified inspection agency is its compliance with the requirements of ASTM E-329. The choice of special inspector should include the following considerations:
a. Project size and complexity: experience with similar projects
b. Inspection staffing: sufficient qualified inspectors
c. Site location: proximity of inspection and testing facilities
d. Off-site inspection: capabilities for inspecting at remote locations
2. Respond to field discrepancies. The engineer or architect of record shall respond to special inspector reports of uncorrected noncomplying items and shall approve remedial measures.
3. Review shop drawings and submit revisions to approved plans. The design professional in responsible charge shall acknowledge and review for conformance with the construction documents those shop drawings that may detail structural information, shall submit to the building official and to the special inspection agency written documentation of any verbally approved deviations from the approved construction documents, and shall submit revised documents for the building official approval as needed.
E. Duties and Responsibilities of the Contractor
The contractor’s duties include the following:
1. Notify the special inspector. The holder of the building permit or their duly authorized agent is responsible for notifying the special inspector or agency regarding individual inspections as required by the building department. Adequate notice shall be provided so that the special inspector has time to become familiar with the project.
2. Provide access to approved plans. The contractor is responsible for providing the special inspector access to approved plans.
3. Retain special inspection records. When required by the building official, the contractor is responsible for retaining, at the job site, all special inspection records submitted by the special inspector, and providing them for review to the building department’s inspector upon request.
F. Duties and responsibilities of the Building Official
Of all the team members involved in the construction process, the building official is the only one with the legal authority to enforce the special inspection provisions of the code. The employment of a special inspector or agency shall not relieve the building department of responsibility for progress or called inspections as required by the code. Building department inspections of items also requiring special inspection should not be signed off without the concurrence of the special inspector.
The specific duties and responsibilities of’ the building official relating to special inspection include the following:
1. Review submittal documents for compliance with special inspection requirements. The building official is charged with the legal authority to review the plans, specifications, special inspection program, and other submittal documents for compliance with code requirements.
2. Approve special inspection program. The building official is responsible for approving the special inspection program submitted by the design professional in responsible charge and may require a preconstruction conference to review the program with all appropriate members of the construction team.
3. Approve special inspectors\inspection agencies. The building official is responsible for determining the competence of special inspectors for the types of work they will be inspecting.
4. Monitor special inspection activities. The building official should monitor the special inspection activities at the job site to assure that qualified special inspectors are performing their duties when work requiring special inspection is in progress.
5. Review inspection reports. The building official receives and reviews special inspection progress reports and final reports for conformance with the approved plans, specifications, and workmanship provisions of the code.
6. Perform special inspection. The building official should not perform the final inspection and approval of a project until the final special inspection report has been reviewed and approved.
The use of special inspectors is not discretionary. IBC Section 1704 clearly states the conditions under which they must be utilized, but there is a provision for the building official to waive the special inspection for work of a minor nature.
It is the responsibility of the building official to determine the competency of special inspectors. The IBC does not make specific requirements for the determination of an inspector’s qualifications, but that in no way lessens the importance of being selective in this crucial process.
A qualified special inspector usually has skills that are significantly more specialized than those of regular municipal inspectors. A municipal inspector is required to have a general knowledge of a great number of code requirements, whereas special inspectors focus on limited areas of structural inspection and materials testing.
G. Duties and Responsibilities of the approved fabricator
Special inspections required by this code are not required where work is done on the premises of a fabricator registered and approved to perform such work without special inspection. Approved shall be based upon review of the fabricator’s written procedural and quality control manuals and periodic auditing of fabrication practices by an approved special inspection agency.
At completion of fabrication, the approved fabricator shall submit a certificate of compliance to
the building official stating that the work was performed in accordance with the approved
construction documents.
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