Building Codes Nail Public’s Safety

COURT HOUSE – Modern, regularly updated building codes and a strong system of code enforcement ensure that individuals and communities are safe in the buildings where they live, work and play, according to industry and local officials who develop and enforce the codes. 
“When building safety and fire protection experts inspect buildings and review construction plans to ensure code compliance, they are helping to reinforce that the places where you live, work and play are safe,” said Stephen Jones, New Jersey’s Governmental Relations Regional manager at the International Code Council (ICC).  
The ICC is a member-focused association dedicated to helping the building safety community and construction industry provide safe, sustainable and resilient construction through the development of codes and standards used in the design, build and compliance process. Most U.S. communities and many global markets choose to follow the International Codes (I-Codes), including New Jersey. 
Inspection Required
Gary Playford has been the construction official in Lower Township since 2006. Lower Township does not limit construction during the high-tourist season like some shore municipalities. Summer is an especially busy time of year, with “a lot” of residential dwellings being built this summer (2019), according to Playford.  
Once a building permit is approved, Playford said several inspections occur, including electrical at the beginning and end of the construction, fire inspection at the end, and inspection of the footings, foundation, framework, insulation, and the final product.  
“The state usually follows some of the codes in Florida, when they get updated after hurricanes,” Playford noted. “These include buildings with strapping and plywood changes that have occurred over the years. The codes are intended to keep everyone safe; it’s another set of eyes to make sure the house is built as it should be.” 
Uniform Code Adopted in 1975
According to Tammori Petty, director of communications, state Department of Community Affairs (DCA), the implementation of the state’s Uniform Construction Code (UCC) began with the passage of the Act in 1975.
“In 1975, each town adopted its own construction requirements,” she explained. “The passage of the bill brought forth a single set of requirements adopted at the state level, enforced at the municipal level by a single administrative unit, headed by a construction official. This created a body of well-trained professionals to enforce the new rules. New Jersey is recognized as a national leader in code enforcement.”
Relies on National Models
“Because the model codes are the product of associations of public sector enforcement experts working in conjunction with private sector standards and testing systems, they also serve as valuable referees on maintaining a fair balance between public health and safety on one hand and costs on the other,” Petty added.  
“With an accessible, reliable national organization handling codes and standards, local officials can devote their attention to implementation issues, such as efficient administration, effective enforcement, and continuing education,” she added.  
Code Updates Coming
The ICC also develops several standards that cover topics such as accessibility, energy efficiency, solar, bleachers and grandstands, log structures, storm shelters, residential dwellings in high-wind regions, and green construction using an American National Standards Institute (ANSI) accredited process.
Different requirements are called into play depending on the type of construction, according to Playford. Townhouses require firewalls to be in place, for example, while units over a garage have other requirements.
“We see a lot of solar panels in this area,” Playford said, “but not a lot of ‘green’ houses. It was a phase that seems to have died here about 10 years ago.”
Energy-efficient enhancements include everything from insulation, windows and caulking seams to make the house more efficient, Playford added.
As of Sept. 3, the codes used for energy conservation in construction will be the 2018 International Energy Conservation Code (low-rise residential) and the 2016 ASHRAE Standard 90.1 (all other buildings). Other upcoming changes are summarized at http://bit.ly/KeyChangesInICodes.
The UCC does not adopt a ‘green’ code, according to Petty. “This is because the green ideology contains code provisions that are outside the scope of the UCC and involve land usage, etc. which fall under the zoning, planning and municipal engineering jurisdictions,” she explained. 
“The model code that would apply to all these different entities would be the International Green Construction Code, and as per the UCC, it would be a good incentive-type program the local municipality could implement to ‘green’ their township,” she added.
Lessons Learned
Lessons learned from various storms also impact the building codes.
Playford noted, “If you are in a flood zone, you can’t have plumbing or mechanical systems under your house.”
“In Ocean City, we require any new construction or renovation of 50% of the structure to be at base flood elevation plus three feet, above the level of a 100-year storm,” said Doug Bergen, Ocean City public information officer.
Since 1974, Bergen said the house elevation requirements have gotten higher, especially after Hurricane Sandy.
“When we raise the elevation, it impacts things like steps on a porch, and how close it is to the street,” he noted. “We try to get feedback from homeowners, construction officials, and the city to revise our codes accordingly.”
Public Influence
According to Petty, the public can influence change on the national level through the model code development cycle through “code change hearings.” 
“Past that level, when the State of New Jersey moves to a new code, anyone may comment on the proposal and this department responds upon adoption,” she said, referring to the DCA.
“Before this proposal takes place, the newest codes are scrutinized by the UCC Code Advisory Board, which is made up of similar players on the national level, just at the state level. With their input, the codes advance through the process set forth by the Office of Administrative Law.”
Fix or Fine
For the most part, Playford said his intent is “not to punish” if he finds something out of code, but to make sure it is fixed and brought up to code for safety reasons.
If he or his specialty officials find something out of code and “covered up,” they will make the responsible party rip it out and fix it, otherwise, fines can be levied.
“The stricter codes are all factored into the cost of the home, so we don’t want your house falling down,” Playford said.
To contact Karen Knight, email kknight@cmcherald.com.