Fairfield County CT Remodeling

The Building Code â�� what is it and why do we need it?

Actually, there is no one building code. There are a number of codes which are applicable to improved properties and these codes are written by various code writing agencies. For commercial properties, the application and interpretation of the many relevant codes can be extremely complex. For one and two family dwellings, code application and interpretation is not so complex, but there are still multiple codes which control construction and home improvement activity for these properties. Your single family house is regulated by the building code, the plumbing code, the electrical code, the mechanical code, the energy conservation code and maybe several others depending on the type and location of your property.

Why do all of these codes exist? In a word â�� safety. While many parts of the building code deal with proper construction methodology and are intended to protect property, more parts of the applicable codes deal with safety issues.

Most people get involved with building codes and building officials when they, or their representative, apply for a building permit in the course of building or remodeling a home. Unfortunately, these meetings are often not the most pleasant or gratifying experiences. Many times the building officials require things that homeowners or their representatives may feel are not necessary or are excessive. The best way to avoid unpleasant surprises and make a building or remodeling project less stressful is to develop some understanding of the codes involved and their purposes. If you are using a contractor make sure the contractor has a good knowledge of the building code.

Talk to your local building department before you design your project if you are unsure about any building code issues you may have. In Connecticut, all towns all use the Connecticut Building Code. The Connecticut Building Code is based on various national and international codes. The State of Connecticut adds itâ��s own amendments to these national and international codes and this addition is called the Connecticut Supplement. Right now, the 2003 International Building Code plus the Connecticut Supplement comprises the Connecticut Building Code for one and two family dwellings. By law, all Connecticut towns must use the Connecticut Building Code, but the towns are also allowed to add on their own supplements â�� another reason to talk with your local officials before applying for your building permit.

If all of this sounds terribly confusing, thatâ��s because it is. Also consider that the many codes are continuously being amended and revised. In addition to satisfying the building department, if you are undertaking a building or remodeling project you must also satisfy the local zoning department, wetlands department, health department and sometimes many other departments. Itâ��s almost enough to make you want to do your project without even applying for a permit. But the downside of not applying for a permit is significant. Without the permit process and the inspections during construction which are a part of this process, you lose the oversight of a department of highly trained officials who are working for you and looking out for your interests and particularly, your safety. You may have problems with an insurance claim, should you ever suffer a loss that was determined to be caused by work which was not inspected and for which no permit was obtained. You will also very likely have problems when you decide to sell your property if you have done any significant construction recently and the attorney for the buyer cannot verify that permits were obtained for the work. In the past, attorneys who missed this point were successfully sued by angry buyers who suffered losses resulting from this lack of due diligence and word of these suits spread quickly through the legal community.

So the building code is actually many codes, with various amendments, applied at the local level, to insure that your property values are preserved and you are safe from physical harm. It often costs a bit more to build in full compliance with the code, but in the end, it can be the best investment you will ever make.

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2005 Connecticut State Building Code Includes:

2003 International Building Code

2003 International Residential Code

2003 International Existing Building Code

2003 International Mechanical Code

2003 International Plumbing Code

2003 International Energy Conservation Code

2005 National Electrical Code NFPA 70-2005

ICC/ANSI A117.1-2003

2005 CT Supplement (Effective 12/31/2005)

2009 CT Amendment (Effective 8/1/2009)

Mold â�� how serious is the problem?

Mold has been around longer we have. Mold is involved in the breakdown of leaves, wood, and other plant material and in creating some of the foods we eat and drink and in some of our medicines, most notably, penicillin. Yet in recent years, lots of industry attention has focused on the negative aspects of mold, especially in our home and work environments.

Molds reproduce by emitting tiny spores which are found in our air. Once these spores settle on a spot which provides food (organic material) and water, they will flourish. Since most materials in our indoor environment contain organic materials such as wood and paper.

Moisture control is the key to mold control. Molds need both food and water to survive; since molds can digest most things, water is the factor that limits mold growth. Molds will often grow in damp or wet areas indoors. Common sites for indoor mold growth include bathroom tile, basement walls, areas around windows where moisture condenses, and near leaky water fountains or sinks. Common sources or causes of water or moisture problems include roof leaks, deferred maintenance, condensation associated with high humidity or cold spots in the building, localized flooding due to plumbing failures or heavy rains, slow leaks in plumbing fixtures, and malfunction or poor design of humidification systems. Uncontrolled humidity can also be a source of moisture leading to mold growth, particularly in hot, humid climates.

If you have reason to believe you may have a mold problem, the best way to determine the potential risk is to hire a professional testing company. Unfortunately, there are no government standards established yet for mold, but one of the measures used by testing companies is relative percentages of the ambient outside mold content in the air and the content in the house under consideration.

Clearly, the best way to avoid mold problems is to avoid moisture problems. This means avoiding excessive moisture in your house from the basement (or crawl space) to the roof. Lets start on top. Make sure:

Your roof is in good repair and there are no leaks.

Your roof is properly ventilated so moisture does not build up in the attic

Bathrooms are adequately ventilated with properly sized fans, to the outside of the house.

Walls, windows and doors are tight and no moisture is getting in. An especially critical area is the area between the siding and the wall sheathing (often plywood). This area is called the â��Drainage Planeâ�� and it is important to insure that water which penetrates into this area is directed downward and can exit through some means.

Foundation walls, floors or crawl spaces are not damp.

Foundation/basement drainage systems, if installed, are working correctly.

The EPA has information on mold available on the web at http://www.epa.gov/mold

Feel like youâ��re a slave to the energy companies?

By Bob Boothroyd

You are and they wouldnâ��t have it any other way. But the idea that we can safely pump oil from wells one mile below the ocean surface or that it is OK to store nuclear waste underneath a mountain somewhere in the Midwest is ludicrous. In addition to reducing our dependence on dubious energy sources, conservation can save us money - a lot of money. Here are twelve simple and easy steps you can take today to conserve and save.

1. Turn up your thermostat. Thatâ��s right, turn your thermostat up in the summer and turn it down in the winter. A few degrees is more significant than you might think. Did you know that you use less energy turning your thermostat way down at night in the heating season than turning it down a little, even though your system will work harder to bring the temperature back up when you turn your thermostat back up. Keep temperatures more moderate in unused zones if you have a multiple zone system.

2. Call your utility companies and ask if they provide energy audits free of charge or for a nominal fee. Iâ��ll bet they do.

3. Increase your insulation. In CT, R values of 19 in walls, 30 in floors and 38 in ceilings are the minimum you should try for. Unless your house is relatively new or recently upgraded, chances are you are well below these values.

4. Improve your attic ventilation. Most buildings more than 15 â�� 20 years old have only 20 â�� 25% of the ventilation capacity required by the current ventilation standard. This means you are overworking your air conditioning system.

5. Consider converting your interior lighting to CFL bulbs. These compact fluorescent lighting bulbs use around one quarter of the energy required by conventional incandescent light bulbs. Concerned about the small amount of mercury in these bulbs? Return the used bulbs to your retailer, who is required to take them back and dispose of them properly. Way simpler than cleaning up the Louisiana coastline.

6. Turn your lights off when not in use and check your house for â��vampiresâ��, the numerous electrical devices which we have running all of the time, often unnecessarily.

7. Consider changing your driving habits slightly. Combine trips wherever possible, drive 5 mph slower, accelerate more slowly.

8. Caulk and weather-strip. Doors and windows are primary targets. An energy audit can also identify other logical targets (see paragraph 2, above)

9. Install a setback thermostat (or thermostats if you have multiple zones). You can program these thermostats to provide moderate temperatures when you are sleeping and when you are not in your house or workplace. They never forget to turn the thermostat up or down, unlike us.

10. Buy â��Energy Starâ�� appliances. These will save you money and many of them qualify for tax breaks, tax deductions and tax credits.

11. Make some simple laundry adjustments: Adjust water temperature and height in your washing machine to the most efficient settings. Use the â��auto dryâ�� feature on your dryer and set the heat to the lowest effective setting. Keep your dryer vent pipe clean and consider changing it to solid duct pipe or a non-corrugated flex pipe.

12. When replacing big ticket items such as heating or air conditioning systems, roofing, siding, or windows, consult a competent contractor who can advise you about choices that can increase your comfort and significantly reduce your energy consumption.

Questions? Comments? Contact me at rhboothroyd@aol.com or 203-952-3414

One of the first EPA Certified Renovators in CT for Structures Containing Lead Paint.

Bob Boothroyd attended the first EPA certified training program to be offered in Connecticut for remodeling contractors who must be in compliance with new federal legislation designed to protect consumers from the dangers associated with renovating, repairing or even repainting certain structures. The new EPA law applies to both exterior and interior renovations. Any renovation activity that disturbs at least 20 square feet of lead paint on the outside, or 6 square feet on the inside of a house, school, or child-care facility built before 1978 will be subject to the regulations in the EPA program.

All firms (including self-employed contractors) working on pre-1978 housing will be required to be certified by the EPA. In each firm, at least one employee will need to become a "Certified Renovator."

At least one certified renovator will have to oversee the job site to ensure compliance with Renovation Repair and Painting rules. This person will be responsible for testing for lead and containing and cleaning the work area, as well as training other workers in any lead-safe practices that apply to their assigned activities.

Boothroyd attended the September 25, 2009 training program offered by Chem Scope in North Haven, Connecticut. Chem Scope is an industry leader in environmental testing and industrial hygiene. The new law goes into effect in April of 2010.