HomeMy WebLinkAboutMiscellaneous Correspondence 2005-11-22
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Building Safety First
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DEVELOPMENT SERVICES DEPARTMENT
225 5'" STREET, SPRINGFIELD, OR 97477
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November 22, 2005
Cynthia Missakian
470 35th Street
Springfield, OR 97478
Dear Ms. Missakian:
Re: Recent building remodel at470}5th Street
We have received a visual inspection report on the subject building from Timothy
Wolden,P,E., Artisan Engineering, providing information on the present condition of the
structure. The purpose of the letter was to verify, insofar as is visually possible, whether
the structure is stable and adequate to meet the minimum building code structural
requirements.
Our office has records of permits for converting a carport to a garage on the north side of
the building in 1987, and for an additional 2-car garage structure at the rear of the
dwelling in 1993. Subsequent to those permits, we have been informed that additional
improvements were added to the property in the following manner:
· The 2-car garage structure was apparently converted to an additional non-
conforming residence without proper permits and inspections at some point in
time between the 1993 garage permit and the date you purchased the property in
2003.
· We understand that the building was converted back to a single family residence,
after you purchased it, by remodeling both dwellings into one: This was also
done without proper permits and inspections, but removed one code violation with
regard to the unauthorized second dwelling.
State law requires building permits to be obtained for improvements such as noted above,
However, if permits are not obtained at the time of construction, the law has provisions to
assure that the work was done to minimum building code requirements. If the
improvements were made within the last two years, permits must still be obtained for the
work that was done. In addition, the owner must demonstrate to the satisfaction of the
building official that all work was done according to the codes, that were in affect at that
time. Any such work that did not comply with the codes must now be corrected to
comply with the present codes.
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The Oregon statutes that apply to improvements made more than two years ago are the
same as the above, except that building permits are not required for the improvements
that met the building codes at that time.
Mr. Wolden's investigation accomplishes a considerable part of the State requirements
noted above with regard to structural integrity. However, some issues still need to be
addressed, They are:
I. We understand that some areas of your home were not involved in the recent
remodel. In order to determine the scope of the improvements that were made, we
will need "before" and "after" drawings of the building floor plan showing the
layout before you started the remodel, and after it was completed or terminated,
As an alternative, a composite drawing providing the needed information is
acceptable, if it is legible, The drawings must show the location of all walls,
windows and doors as well as plumbing fixtures that were added, relocated
and/or deleted. Also show those that were unaltered. Please graphically
differentiate between the existing, adde~ and deleted items so they are
readily distinguishable on the drawing(s). Room names (i.e. Kitchen,
Bedroom, etc) must also be indicated. A drawing format of 8-l/2"x 11 " or
II "xl7" would be preferable, Perhaps your engineer could be of some help with
the drawing( s).
2. No mention was made about whether the breezeway slab has sufficient footings to
support the roof and (possibly) floor loads, Additional investigation is needed
here.
3; , Mr. Wolden noted the presence of foundation vents in the "two areas" but is not
clear whether foundation vents are located at the converted breezeway area and
whether the ventilation that exists in the two areas complies with code
requirements. Additional verification is needed here also.
4, No mention was made regarding roof ventilation in the converted garage or
breezeway. Verification is needed,
S. It appears that an elevated floor may have been constructed in the 2-car garage
area that was converted to living area, We have no evidence that the floor system
complies with code requirements, I have asked Mr. Wolden to provide additional
information on this part of the structure, Please veri/)' with the engineer that
the requested information is forthcoming.
6. Electrical and plumbing installations were covered without inspections, A
licensed electrical contractor and licensed plumbing contractor should
review the electrical and plumbing installations to determine wh'ether they
are safe and code compliant. This may require the partial removal of some
finish wall and ceiling materials for verification. A report from each contractor
shall be submitted to this office for review and acceptance.
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7, Required insulation in floors, ceilings and walls was not addressed, Perhaps a
local insulation contractor can investigate these areas and provide a report
verifying code compliance for minimum comDonent insulation. Contact this
office for clarification,
8. Building permits must be obtained for the remodeling work accomplished
within the last two years and for any work that is required to be upgraded
for code compliance.
The above issues must be resolved before this office can accept the investigations and
reports for noted improvements,
If you have any questions, please feel free to phone me at 726-3623,
Sincerely, .I
Jw/1l;;~
Donald Jo;r~
Construction RepresentativelPlans Examiner
cc. David Puent, Building Official
Bob Barnhart, Building Inspector
David Bowlsby, Bldg, Permit Review Technician
Timothy Wolden, Engineer
Mark Moore, Realtor
Kelly Keller, Realtor