Home Construction Help

[jorjef]

All good points, and you hit the nail directly on the head.. the world has become an uber safety nightmare. I had a chuckle when you mentioned the older house basement windows, that unless you are "Elasto" man no one would ever fit through. If your wife is anything like mine best to get her "stamp" of approval as a future bedroom for Jr. lol

[sphelps]

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.

[sphelps]

Originally Posted by jorjef

All good points, and you hit the nail directly on the head.. the world has become an uber safety nightmare. I had a chuckle when you mentioned the older house basement windows, that unless you are "Elasto" man no one would ever fit through. If your wife is anything like mine best to get her "stamp" of approval as a future bedroom for Jr. lol

Oh yeah I can't do anything without that stamp

[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.

[sphelps]

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]

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

[darb]

Originally Posted by sphelps

No the other house has lots of extra space. Currently the other house is 1.85m where my house is 1.15m. So if possible one could reduce the other house to 1.80m and increase mine to 1.2m. This way both houses would be in spec since the limit is 1.2m and I can't see how someone would miss 5cm from their side yard, it's not even noticeable.

That would work well in your favour for a variance application. It may be your best bet to invest in a consultant (lawyer?) to put together a solid application since the combined total space between structures exceeds the minimum requirements and thus there is no increased risk due the the 5 cm encroachment by your house. Logically .....

[sphelps]

Originally Posted by darb

That would work well in your favour for a variance application. It may be your best bet to invest in a consultant (lawyer?) to put together a solid application since the combined total space between structures exceeds the minimum requirements and thus there is no increased risk due the the 5 cm encroachment by your house. Logically .....

Yes it would work well but I just spoke to my Realtor who informed me this isn't an option and hasn't heard of anyone doing this in the 20 years he's been in the business. However my trust in this particular Realtor is fading more everyday that goes by. I think I'll discuss this with my lawyer as apparently the banks (seller) lawyer has also stated that they have already perused every possible option available and the only thing to do is wait for the verdict from Wheatland which as far as I can tell will be a conditional variance based on removing the windows completely and possibly reinstalling special grade drywall on the entire right side of the house.

[toxic111]

The realtor don't know what they are talking about, it does happen, maybe not there, but it should be able to be done.

Adding one layer of 5/8" type 'x' Gypsum is not a big deal, in fact you might have to only use 1/2' Type 'C'.

Though I would keep persuing with buying the land to start with.

You would think the bank, realtors, county would be doing anything they can to get the house sold, esp with the problems it has.

[sphelps]

Yeah I'm going to look into it more.

While adding another layer of Gypsum doesn't sound like much it's just one more thing we would have to add to a growing list. The upstairs drywall is complete and painted so going backwards again isn't ideal. The living room also has a gas fireplace on that wall which is all built in with drywall so going around that area alone will be significant.

The proposed conditions from Wheatland for the variance are exactly as follows:

A new building permit required to complete house and allow for occupancy.
C Schedules will be required from the professional engineer overseeing the Fire Sprinkler System.
The basement windows on the right side when facing the front of the house removed and covered over with stucco and/or parging.
Within the dwelling unit and basement area, the right side is to have installed from the underside of the floor sheathing to a minimum of 12 inch exterior grade.

So yeah buying the extra 5cm of land would be way easier.